Tenant Pet Requests Under the Renters' Rights Act: The 28-Day Rule Explained

From 1 May 2026, tenants have a statutory right to request a pet. Landlords must respond in writing within 28 days. Blanket bans are void. Here's exactly how the process works.

From 1 May 2026, a tenant's request to keep a pet is no longer something a landlord can ignore or refuse at will. Section 11 of the Renters' Rights Act 2025 inserts an implied term into every assured tenancy: tenants may keep a pet if they ask in the proper way and the landlord consents — and that consent cannot be unreasonably refused. The implied term applies automatically and cannot be contracted out of. Any blanket "no pets" clause in a tenancy agreement is now void.

What the law requires

RRA s.11 and s.16A–16B create three obligations for landlords:

Consider every pet request on its individual merits
Respond in writing within the statutory period
Only refuse on reasonable grounds

Failure to respond within the deadline means a court may order the landlord to allow the pet. The enforcement route is specific performance through the county court.

What a valid pet request looks like

The tenant's request must be made in writing and must include a description of the pet for which consent is sought. An oral request does not start the clock. A written request without a description of the pet does not strictly trigger the response obligation — but the sensible approach is to ask for clarification rather than ignore it.

The 28-day response window

The ordinary response period is 28 days from the date the written request is received. Three situations extend this:

Request for further information. If you need more details — the breed, age, neutering status, insurance cover — request them in writing within the 28-day window. You then have until the later of (a) the end of the original 28 days or (b) 7 days after receiving the information.

Superior landlord consent. For a leasehold property where the head lease requires freeholder consent, you have until 7 days after receiving the freeholder's decision, provided you applied to the freeholder within the original 28 days.

Agreed extension. Landlord and tenant can agree any extension between themselves.

Where more than one extension applies, the landlord can delay until the latest of the applicable dates.

How to respond

Your written response must either grant consent (with or without conditions) or refuse consent, stating the specific reasonable grounds. Silence past the deadline risks being treated as implied consent and may lead a tenant to seek court enforcement. Respond on time, in writing, every time.

Reasonable grounds for refusal

The RRA does not provide an exhaustive list of reasonable grounds. GOV.UK guidance and the Act itself indicate refusal is reasonable in circumstances including:

The head lease or freehold restriction prohibits pets and the freeholder has declined (or not responded after you took reasonable steps)
The property is unsuitable for the type or size of pet — a large dog in a studio flat with no outdoor access
The number of pets already at the property is excessive
Your buildings or landlord insurance policy would be refused or voided by the specific pet, with documented evidence from the insurer
Keeping the pet would pose a genuine welfare or safety concern given the property's characteristics

Each ground must engage with the specific facts of the request. A formulaic response is harder to defend if challenged.

Grounds that do not work

The following are not reasonable grounds for refusal according to government guidance:

Personal dislike of pets
A previous tenant had a pet and caused damage
General concern that pets might cause future damage
Speculation that a pet will make the property harder to re-let
The tenant requires an assistance animal for a disability — this intersects with the Equality Act 2010

A blanket "no pets" policy — regardless of what the tenancy agreement says — is not a valid ground. Every request must be assessed individually.

Conditions you can attach to consent

If you grant consent, you can attach reasonable conditions: requiring pet insurance covering third-party damage, or professional carpet cleaning at the end of the tenancy. Conditions must be reasonable given the specific pet and property.

Keeping records

Document the request, your response, and the reasoning behind any refusal. If a tenant challenges an unreasonable refusal in court, your contemporaneous written record is your primary evidence.

Managing pet requests with mypy

Tracking open pet requests across multiple properties — and ensuring none slip past the 28-day window — is exactly the kind of compliance task mypy handles. The compliance hub tracks open requests, flags approaching deadlines, and stores written responses against the property record. Free for up to 2 properties.

Frequently asked questions

My tenancy agreement says no pets. Does this still apply?

No. The Renters' Rights Act's implied term overrides a contractual "no pets" clause. The clause is void to the extent it permits blanket refusal without reasonable grounds.

Can I charge a higher deposit because the tenant has a pet?

No. The deposit cap under the Tenant Fees Act 2019 remains at five weeks' rent and cannot be increased for pet-owning tenants. A separate "pet deposit" is also prohibited. You can require pet insurance as a condition of consent.

What if the tenant gets a pet without asking?

A tenant keeping a pet without a valid request and consent is in breach of the implied term. This could constitute a breach of the tenancy agreement. The specific consequences depend on the tenancy terms — take advice if the situation arises.

Does the 28-day rule apply to existing pets the tenant already had?

The right to request under the RRA applies to requests made on or after 1 May 2026. The safest approach is to treat any new written request under the RRA framework from 1 May 2026, regardless of the history.

If I grant consent for one pet, can the tenant ask for more?

Yes. Each request is treated separately. A tenant can make successive requests for additional pets, each of which you must assess individually on its merits.

Sources

This article is general guidance, not legal advice. Verify your obligations against current GOV.UK guidance or seek professional advice for your circumstances. Last reviewed 2026-07-06.